Colindale South · Barnet · Hendon constituency · 51.59377, -0.24639

NW9 4FL— Colindale South, Barnet

Location and area intelligence for NW9 4FL, Colindale South, Barnet

The family fortress

 

Schools 100%Safety 80/100Transport 38/100Yield 4.59%⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
65
Safety
80
Schools
90
Transport
38
Environment
68
Investment
61

The bottom line

NW9 4FL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 48 min to victoria — above average for this zone and 77 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW9 4FL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+2.0% vs London avg

Deep-dive guides for NW9 4FL

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How NW9 4FL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Colindale Primary School

Not yet inspected · 7 min walk

KS2: 106.1

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 9 min walk

P8: +0.42A8: 55.2

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 67 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

66.3 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

+7% vs borough

Crime by type

Other37%
Violence & sexual offences19%
Anti-social behaviour17%
Burglary14%
Drug offences5%
Theft4%
Vehicle crime4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hendon Fire Station · 1.3km

Crime is +2% above London average

Property

Prices, sales volume and market trends

Avg floor area62.2 m²

EPC breakdown

B
12%

Based on 12 properties · Confidence: medium

Street mix

Flat 100%

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£155,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2019
WallsAverage thermal transmittance 0.18 W/m²K
RoofAverage thermal transmittance 0.15 W/m²K
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,898
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2021–2022 · CAGR

+-10.3%

Total change

-10%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.3%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£457k£457k+0%7
Rate-rise correction2022–2022£410k£410k+0%5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-12.2% alpha

Flat/maisonette-12.2% α
Local
-10.3%
District
1.9%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Colindale Underground StationNorthern line
3.7 min walk
Hendon

Nearby stations

Colindale Underground StationNorthern
4 min walk
Burnt Oak Underground StationNorthern
20 min walk
HendonNational Rail
20 min walk
Hendon Central Underground StationNorthern
23 min walk
Kingsbury Underground StationJubilee
31 min walk
No bus stops within 400m

39

Walkability score

116

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria ★48 min
Waterloo50 min ↑
Canary Wharf60 min ↑
City52 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

60

Car parks (800m)

12

EV chargers (800m)

2

Fast chargers (800m)

Nearest car park198m
Santander docks (800m)0
Nearest cycle dock5.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G78%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 21.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 89% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.9 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 10%
More green space than 78% of London

Nearest SSSI: Brent Reservoir SSSI — 2.5 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield850.8 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PROCARE PHARMACY

UNIT 1, 156 COLINDALE AVENUE, NW9 5HE

3 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

182

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Beaufort (398 m)

Nearest supermarketCo-op Food · 278 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
941 licensed premises in borough130 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

801m

Post office

Nearby shops

Wenzel's289 m
Sainsbury's Local380 m
Victoria Food & Wine722 m
Q S News733 m

Nearby cafes

Costa307 m
DelisquareD361 m
The Sunderland Café591 m
Home Store Cafe646 m

Nearby restaurants

Jun Ming Xuan299 m
Diprinci317 m
Taco Bell319 m
Chicken Land548 m

Nearby pubs

The Beaufort398 m
Chandos Arms628 m
The Moon Under Water768 m
Erins Hope819 m

Nearby gyms

PureGym - London Colindale338 m
Park View healthclubs373 m
Hurricane Room Colindale720 m
The Gym748 m

Nearby pharmacies

McParland Pharmacy385 m
ProCare Pharmacy696 m
Alpha Pharmacy814 m

Nearby health

GP Private405 m
The Park Clinic417 m
Food hygiene (5-star)44% of 39

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

ILIA TECHNOLOGY LTD
MEOOOW & MORE LTD

Investment

Investment grade, yield and market outlook

61

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,550London avg: £1,950/mo
Gross yield
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

49.9

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,885m
Crossrail 2 route10,732m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,353 nationally

1,554

Est. population

18,196/km²

61%

Employed

55%

Degree educated

2.3%

Claimant rate

SuburbanVery high densityMixed

33

Community stability

Age profile

22%
45%
22%
Under 1822%
18–3445%
35–4922%
50–648%
65+3%

Tenure

30%
39%
18%
Own outright7%
Own (mortgage)30%
Private rent39%
Social rent18%
Shared ownership7%

Ethnicity

16%
23%
32%
14%
White British16%
White Other23%
Asian32%
Black14%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine9%
No car household51%
Unemployed10%
No qualifications9%

Housing tenure (Census 2021)

Private rent39%
Social rent18%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
7
Local approval rate
100%
Borough approval rate
66%
Opportunity area
Colindale/Burnt Oak
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
77
Regeneration status
Active
Regeneration investment
£1.4bn
Est. completion
2032

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
2900 homes · Peel Centre,Peel Drive, Colindale, London, NW9 5JE, NW9 5JE
Pipeline pressure
NONE

Named schemes (500m)

Peel Centre,Peel Drive, Colindale, London, NW9 5JE, NW9 5JE2900 homes
completed
Colindale Gardens (Formerly Peel Centre) Aerodrome Road Colindale London NW9 5JE428 homes
completed
British Library Newspapers, 130, British Library Newspapers, 130, Colindale Avenue, Colindale, NW9 5HE395 homes
completed
Peel Centre, Aerodrome Road, Colindale, NW9 5JE241 homes
completed
Block B at former RAF East Camp Site, Block B at former RAF East Camp Site, Aerodrome Road, Grahame Park Way, NW9191 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.3%
Ward turnout
30%
Election year
2026
MP
David Pinto-Duschinsky (Labour)
MP majority
15
Constituency
Hendon

Councillors

Humayune KhalickLabour
Gill SargeantLabour
Nagus NarenthiraLabour

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Key facts for NW9 4FL

Full postcodeNW9 4FL
Postcode districtNW9
BoroughLondon Borough of Barnet
WardColindale South
Latitude51.593769
Longitude-0.246388
Parliamentary constituencyHendon
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey